Why Lusail is Important/How it is Different

Although there is a history of good urbanism in the Middle East, many of the more recent, well-known "modern" projects are architecturally driven plans, characterized by abstract geometries and an emphasis on building design. There is less emphasis on the public realm. Moreover, although there are some mixed use projects, many remain either commercial or residential, with little integration between.

A significant amount of residential compounds throughout the Middle East are single-family “villas” or very high-end tower developments. The commercial office towers are often stand alone high-rises, or towers grafted onto shopping malls. There is a preponderance of isolated "islands" of development connected only by congested roads, with no way to walk/bike from one to another.

By contrast, Lusail is more urban, with a focus on walkable streets and a major transit network (metro heavy rail, surface light rail), even as it makes provisions for cars. There is a recognition that not everyone who will ultimately live here (or visit, since a portion of the plan is tourism-driven) may have a car, particularly over the long-term. Some might be of a newer generation that prefers to drive less, using a combination of transit as well as transportation network companies, alternative forms of mobility, or a future technology such as self-driving cars. Increasingly, there is a recognition of the importance of promoting health through planning for walkability and cycling, and the project tried to take this into account.

The Lusail plan mixes development types and is less dependent on signature high-rise architecture. Although there is some of that near the waterfront, the majority of buildings – both residential and commercial – are in a low to midrise configuration - which is generally a more economical way to accommodate medium to high densities. The plan allows for a range of market positions and price points by keeping building costs reasonable. 

Road patterns are a combination of curving parkways, landscaped boulevards, and a modified grid of street blocks that accommodate courtyard building types. While the broader outlines have been set, individual developers at the neighborhood and project level have modified some of the road patterns in portions of the plan and will likely continue to make adjustments to accommodate changing market conditions and other factors (for example, the original concept of a villa-focused golf and equestrian community in the north appears to be undergoing re-planning for a more traditional form of low-rise, high density development).

The long, continuous public promenade along various sections of the waterfront connects various attractions and allows for the movement of pedestrians, bikes, and "personal mobility devices" (PMDs) without interference from motor vehicles. Throughout the inland portions of the project numerous open spaces are planned in ways that allow them to serve as a secondary circulation system as well. The idea is to promote an active lifestyle and the health and wellness benefits that come with it.

Unlike many of the reclamation projects that have been done across the region, the landforms here considered marine ecology as well as bathymetry to ensure that beaches would be maintained by natural wave action and that tidal flows would ensure proper flushing of inner lagoons and canals. 

Although much of the shoreline was reconfigured to create opportunities for beaches, there are a variety of edge treatments ranging from stone walls to rock revetments. There are numerous marinas and piers, and the various lagoons and canals created by the islands will promote interesting views to/from boats and the shoreline/skyline. The length of the shoreline and the associated edge treatments have a cost, but waterfront property also creates value. The plan attempts to balance these two considerations, as well as cut/fill requirements, in a way that acknowledges environmental and economic factors.

The visible infrastructure of the plan, such as vehicular and pedestrian bridges, has been designed with an artistic flair, going beyond basic functional engineering requirements. There is a lighting scheme that highlights such elements - along with the buildings, landscape, fountains, and public art. This makes the scenography particularly compelling at night, which is when larger crowds tend to gather, given the climate. 

The main commercial street - Lusail Boulevard - is now complete. It is a modern version of the Champs Elysees, with surface transit integrated into the right of way and parking relegated to underground structures or surface lots behind. Wide sidewalks are lined with restaurants, cafes, and other forms of retail in an environment that uses lighting, landscape, water fountains, and programmed entertainment to ensure it becomes a destination as well as a promenade as well. 

The popularity of the project is evidenced by the large crowds, particularly during evening events, despite it being only partially finished (perhaps 30% complete), with landscape that is not yet mature, and buildings that are not yet fully occupied. Many visitors are posting images and videos on social media that show how well it is received and provide for free marketing.

This hybrid of traditional and new, of such significant size, with generous investments in infrastructure and the public realm clearly offers something different than what has been seen elsewhere in the region. As the development continues to fill out, the benefits of its unique approach will become even more apparent.